PORTOLA HILLS LIVING by Kelly Turbeville

As we stepped into 2026, Portola Hills is showing movement. Interest rates have eased to 5.99%, and we’re seeing buyer demand pick up after a slower finish to last year. Inventory is heavier than we typically see at the start of a new year...partly due to a new phase release in The Oaks, ultimately giving buyers more options and sellers more competition.  Below is a quick snapshot of how the market ended in January. J anuary closed with an average sold price of $1,253,273 in Portola Hills, with single-family homes averaging $1,671,000 and attached homes at $793,333. Homes are taking a bit longer to sell; 69 to 85 days on average, and we’re sitting at roughly five months of inventory. That tells us we’re in a more balanced market to start 2026. Buyers have options, but well-priced homes are still achieving strong list-to-sell ratios at 100%. The opportunity isn’t gone; as rates come down... Spring might be reflective of what we say in 2022? The numbers tell the story: more inventory...

Portola Hills 2025 Real Estate Recap... And What 2026 May Bring While 2025 was often labeled a “quieter” year in real estate, the data in   Portola Hills   tells a more nuanced story. Activity slowed compared to the frenzy of prior years, but demand never disappeared, it simply became more selective and more strategic. What the 2025 Numbers Tell Us In 2025, Portola Hills posted an   average sales price of $1,376,621 , with single-family homes averaging   $1,697,414   and attached homes averaging   $726,588 . Overall, sellers received   approximately 98% of list price , and homes averaged   mid-50 days on market , depending on product type. Inventory hovered around   five months , but that includes new builds that are not finished yet, placing the community in a relatively balanced market by historical standards.   The takeaway? Buyers were active... but disciplined. Pricing Was the Difference Maker Homes that were   priced correctly...

Every once in a while, a home comes along that makes you stop scrolling and say —   wait, what? A   single-level, 3-bedroom pool home   listed   under $875,000;   and not in the desert, not in the middle of nowhere… but right here in beautiful   Corona’s Mountain Gate neighborhood. If you’ve been house-hunting in Orange County, you know this kind of home would easily be   $1.3 million (or more)   just a few miles east. Yet this gem offers everything — and then some. Take A Peek at our Virtual Tour Here’s what makes it stand out: Expansive front yard with RV parking and a 3-car garage High ceilings and an open, airy floor plan Remodeled kitchen with quartz counters and breakfast bar Private backyard with pool, spa, firepit, and built-in BBQ Plus a single level — no stairs, no wasted space It’s the kind of home that feels like a private retreat, but still close to everything; shopping, schools, freeway access, and those gorgeous mountain views ...

If you’ve lived in Portola Hills or anywhere in Lake Forest the past few years, you’ve probably noticed the traffic, the cranes, and the “Sold Out” signs. That’s not by accident; it’s the ripple effect of Irvine’s price explosion . When prices in Irvine’s Great Park and Portola Springs pushed past $2 million, buyers — and investors — started heading right up the hill to Lake Forest. New communities like Serrano Summit , Baker Ranch , IronRidge , and The Oaks at Portola Hills became the next stop on the migration map. We dove into the how that migration impacted home sellers and buyers...  📊 The Numbers Tell the Story:  Between 2020 and 2025: Irvine new-build cash sales jumped 83 % , peaking around $2.1 million. Lake Forest new-build cash sales soared 225 % , hitting nearly $2.9 million. That’s not organic growth — that’s a surge of capital chasing limited supply. As Irvine became out of reach, Lake Forest became the “affordable alternative”… for about five minutes. Th...

If you were a seller, you’ve felt like the market slowed down this summer, you’re not imagining it. Portola Hills homes, which typically sell in under 30 days, took an average of   64 days   to move this quarter. Many sellers were waiting and watching for offers that took a little longer to arrive. But when interest rates dipped, everything shifted.   Purchase applications jumped 30% , and suddenly, those “just-looking” buyers became serious again. The market energy is changing; and that’s something both buyers and sellers should be watching closely. Inventory increased, mostly due to   resales in IronRidge and new builds in The Oaks , which naturally stretches out the average days on market. Still, well-priced and well-presented homes continue to sell quickly — my most recent listings closed in   under two weeks . What It Means for Portola Hills Sellers If you’ve been waiting for the “perfect time” to list, don’t wait much longer. As demand begins to rise and r...

In today’s real estate market, when homes are sitting on the market for nearly three months and price reductions are becoming the norm, it’s important to share the good news too. This is one of those stories. I first spoke with my clients almost a year before they made the move. With interest rates climbing and home prices staying high, “timing” just wasn’t their priority. But as life goes, when you outgrow your space; especially with two kids, it becomes clear: condo life had served its purpose, and it was time to move up. The Condo Sale Listed their home at 18986 Canyon Summit Hosted one open house → received multiple offers Sold in just 5 days Closed $25,000 over asking price with a cash offer Negotiated a free rent-back period so they could transition smoothly into their new home The New Home Purchase in Rancho Santa Margarita That’s not all; we found their dream single-level home, complete with a driveway and a spacious yard (the kind of details that make everyday life better). ...

Portola Hills Real Estate – July Market Update Summer distractions took full center stage in July, and it showed in the numbers. Homes stayed on the market nearly twice as long as we’ve seen in recent years. While interest rates certainly play a role in this slower pace, the truth is..... homes are still selling every day. In fact, right here in Portola Hills,  13  homes closed escrow in July ! That’s proof that buyers are out there, ready to act when they find the right home. If you’ve been holding off because you’re worried about timing, know this: the market will shift quickly; especially if interest rates drop as expected this fall. Lower rates could mean more buyers and faster sales, and the current inventory could get eaten up fast...  Insider Tip from a Local:   Portola Hills offers something truly unique... breathtaking views that stretch from the Saddleback Mountains to the Pacific Ocean, all while being centrally located in Orange County. That combination o...

When my clients moved from Utah to chase the California dream, they didn’t have it all figured out, who does? They landed in a 2-bedroom condo with a loft and   two   garages (bonus!), in the charming hillside community of   Portola Hills . Nature, trails, and one of the best elementary schools in town sealed the deal. Fast-forward a bit… and life happened. Babies, grew to Pre-Teens But then, the mortgage gods dropped a   3% interest rate , and moving felt illegal. Who wants to give up that golden ticket? More time passed, and that once “spacious enough” condo started to feel like a clown car. Stairs, tight rooms, and no yard just weren’t cutting it anymore. So they called me. One Year, Many Showings, One Perfect Fit From the first “maybe we should move” call to closing, it took nearly a year. Why? Because when you love where you live, it’s hard to leave... even if your kids are growing like weeds and you’ve turned the loft into a work from home office!  We sear...

  Spring Surge in Portola Hills: Inventory Is Up—But So Is Buyer Interest Spring is in full bloom here in Portola Hills, and so is the local real estate inventory. Over the past month, the number of active listings has nearly doubled, with   24 homes currently on the market   and   5 under contract , giving us roughly   4 months of inventory   to work with. More choices for buyers can sometimes mean more days on market—but not always. This past weekend, I hosted an open house at   18986 Canyon Summit , and we had   18 groups of buyers   come through. That’s a huge turnout, especially considering that some nearby listings have been sitting idle for weeks. The difference?   Strategic pricing, great presentation, and marketing that actually reaches people. Key March Market Highlights: 📈   Average Sales Price (All Homes):   $1,227,200 🏡   Single-Family Homes Average:   $1,500,333 🏘️   Attached Homes:   No clo...

Looking at the numbers, this am for my monthly client update and we certainly see a market shift!  The number of available homes in Portola Hills has nearly doubled in the past month. We’re currently seeing 22 active listings and 5 under contract, which translates to about 4 months of inventory on the market.   As we step into the busy spring selling season, competition is heating up. If you're thinking about selling, strategic pricing and smart presentation will be key to standing out in this shifting market. Below is a snapshot of the Average Sold Price in Portola Hills, along with the hottest neighborhoods for March.   In Other Real Estate News! Tariffs, Interest Rates, and—oh yes— Zillow did what now?! Let’s start with the good news:   Inflation is finally cooling . That’s a win. But with potential new tariffs on the horizon, there’s still some uncertainty in the economic air. The bright side?   Real estate remains the number one hedge against infl...

 Hello Spring... The Spring Real Estate market is here.. be careful not to blink because it may be over before we know it.  Don't you agree time is moving so fast.  I was just taking a look at some numbers and there certainly has been a shift in the market, not necessarily a bad one. But it is important to understand if you are looking to sell your Portola Hills home or move to the community.   Take a look at our snapshot below..  The Orange County spring real estate market is off to a solid start! While prices in the first couple of months were slightly down from the highs of 2024, we've seen 10 homes close escrow, ranging from a stunning view pool home at $2.4 million to a cozy 2-bedroom condo at $624K. With interest rates coming down and open house traffic picking up, it's a promising sign for buyers and sellers alike. Remember, top dollar typically comes when inventory is low and demand is high — early spring is the time to make your move! There is a lo...